900 Century Dr #117 · Ogden, UT 84404

$99,900

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 31 Days on market

Built 2012 Good condition $971/mo HOA · 45% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Open floor plan
• Quiet cul-de-sac
• Large lot

Tags

• OPEN FLOOR PLAN
• CORNER LOT
• QUIET CUL-DE-SAC
• PRIVATE BATHROOM
• SEPARATE TUB AND SHOWER
• LARGE LOT

Property features AI

Finance

• HOA & community: Has homeowners association (Nellie); Monthly association fee (includes sewer, trash, water); Community clubhouse; Community RV parking; Management, playground, storage, snow removal, pets permitted

Exterior

• Parking: Uncovered open parking; Common RV parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Manufactured home; Faces south; Residential use; Built/standing (effective year 2012)
• Construction: Aluminum construction materials; Built/standing; Effective year built 2012
• Exterior features: Covered patio; Corner lot; Cul-de-sac lot; Partially fenced; Full landscaping

Interior

• Kitchen: Updated kitchen; Microwave; Range hood; Free-standing range/oven
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate tub and shower; Walk-in closet; Updated kitchen; Free-standing range/oven; Ceiling fan; Microwave; Range hood

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#19 in UT, #810 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Ogden City District (urban): math 25% / reading 31% proficiency, ranked #72 of 80 in UT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage School (math 21% / reading 25%, grade F, #501 of 585 statewide, top 86%, 638 students, 100% FRL); Highland Junior High (math 12% / reading 18%, grade F, #135 of 138 statewide, top 98%, 715 students, 0% FRL); Ben Lomond High (math 11% / reading 28%, grade F, #158 of 171 statewide, top 94%, 1,169 students, 44% FRL) — zoned schools average 48% FRL vs 75% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.3%/yr); 615 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,630 units permitted in Weber County in 2024 (521 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Weber County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.18% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-13,216
• Equity at exit: $14,895

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-9,961
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84404

• Rents YoY: 2.3%
• Active inventory: 615
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$971
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $60

Break-even live

Break-even rent $2,103

Max offer price $99,900

Occupancy floor 92%

Sensitivity live

Price	-10% $129	-5% $94	+0% $60	+5% $25	+10% $-9
Rent	-10% $-112	-5% $-26	+0% $60	+5% $146	+10% $232
Rate	-1.0pp $110	-0.5pp $85	base $60	+0.5pp $34	+1.0pp $7

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1090 West Ogden, UT	3.0	2.5	1655	$1,760	$1.06	15d	2	0.28mi
561 S 375 W Ogden, UT	4.0	2.0	1112	$2,200	$1.98	15d	1	0.28mi
117 4th St S Unit 119 Ogden, UT	3.0	2.5	1500	$1,899	$1.27	24d	1	0.66mi
1690 S 250 W Ogden, UT	1.0–3.0	1.0–2.5	1145	$2,314	$2.02	24d	14	0.93mi
552 10th St Unit Upstairs Ogden, UT	4.0	2.0	1850	$2,350	$1.27	15d	1	1.16mi
260 West Ogden, UT	1.0–3.0	1.0–2.0	970	$1,880	$1.94	24d	1	1.26mi
381 N Washington Blvd Ogden, UT	1.0–3.0	1.0–2.0	1062	$1,683	$1.58	15d	15	1.29mi
643 12th St Ogden, UT	3.0	2.5	1385	$1,935	$1.40	24d	1	1.31mi
662 4th St Ogden, UT	3.0	1.0	1382	$1,950	$1.41	24d	1	1.34mi

HOA detail

• Monthly dues: $971 · $11,652/yr

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 31 DOM
2. 2026-06-18
   days on market $99,900 Active 28 DOM
3. 2026-06-17
   days on market $99,900 Active 27 DOM
4. 2026-06-16
   days on market $99,900 Active 26 DOM
5. 2026-06-15
   days on market $99,900 Active 25 DOM
6. 2026-06-14
   days on market $99,900 Active 23 DOM
7. 2026-06-13
   days on market $99,900 Active 22 DOM
8. 2026-06-10
   days on market $99,900 Active 20 DOM
9. 2026-06-09
   days on market $99,900 Active 19 DOM
10. 2026-06-08
    days on market $99,900 Active 18 DOM
11. 2026-06-07
    days on market $99,900 Active 17 DOM
12. 2026-06-05
    days on market $99,900 Active 14 DOM
13. 2026-06-03
    days on market $99,900 Active 13 DOM
14. 2026-06-02
    days on market $99,900 Active 12 DOM
15. 2026-06-01
    days on market $99,900 Active 11 DOM
16. 2026-05-31
    days on market $99,900 Active 10 DOM
17. 2026-05-31
    days on market $99,900 Active 9 DOM
18. 2026-05-21
    listed $99,900 Active
19. 2023-01-24
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2023-01-07
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2022-12-08
    listed $85,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,143
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$11,652
• − Depreciation: −$2,906
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $762/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2012 manufactured home is in excellent condition with recent renovations, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both New outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ogden City District
• NCES district ID: 4900720
• Math proficiency: 25% ▼ -2.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $41,974
• Composite: 23.76/100
• National rank: #7818
• State rank: #72 of 80 in UT

Livability — Ogden

• Score: 84/100
• State rank: #19
• US rank: #810

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogden, UT
• County: Weber County · 260,557 people
• City population: 152,611
• Metro: Ogden-Clearfield, UT
• Population (ZIP): 66,587
• Household income: $85,057
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1201.0

Population outlook (Weber County) Hauer SSP2

• Today (2025): 274,329 people
• By 2030: 288,577 · +5.2%
• By 2040: 314,848 · +14.8%
• By 2050: 338,710 · +23.5%
• By 2075: 384,412 · +40.1%
• By 2100: 409,305 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 5% Slovak 4% Iranian 3%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Weber

• 2024 margin: Strong R (+23.5) · D 36.8% · R 60.3% · Other 2.9%
• 2008→2024 swing: +4.1pp toward D · 2008: -27.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+22.7 2016: R+20.0 2012: R+46.0 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -317.85%
• Current HPI: 323.2499
• Rent YoY: ▲ 2.33%
• Metro: Ogden-Clearfield, UT
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

+17.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $99,900 WFRMLS
• 2023-01-24 Sold (MLS) — WFRMLS
• 2023-01-07 Pending — WFRMLS
• 2022-12-08 Listed $85,000 WFRMLS